fha's office of single family housing training module

The information in this document is current as of the Last Update date noted above. This document does not establish or modify the policy contained in FHA’s Handbooks and Mortgagee Letters in any way.

Single Family Housing Policy Handbook 4000.1: Title II Insured Housing Program Forward Mortgages Origination through Post-Closing/Endorsement

Module 6: Programs and Products - Refinance

As of June 30, 2016

Presented by:Kevin Stevens, DirectorSingle Family Housing, Home Mortgage Insurance Division

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FHA’s Office of Single Family Housing Training Module

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Introduction

The Programs and Products – Refinances section of the Handbook provides Mortgagees FHA’s underwriting requirements for the following allowable refinance transactions:

• Cash-Out Refinances

• No Cash-Out Refinances

– Rate and Term Refinances

– Simple Refinances

– Streamline Refinances

• Negative Equity Positions Program (Short Refi)

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Refinance: Definition

A Refinance Transaction is used to pay off the existing debt or to withdraw equity from the property with the proceeds of a new Mortgage for a Borrower with legal title to the subject property.

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Types of Refinances

• Cash-Out Refinance:

– A Cash-Out Refinance is a refinance of any Mortgage or a withdrawal of equity where no Mortgage currently exists, in which the Mortgage proceeds are not limited to specific purposes.

• No Cash-Out Refinance:

– A No Cash-Out Refinance is a refinance of any Mortgage in which the Mortgage proceeds are limited to the purpose of extinguishing the existing debt and costs associated with the transaction.

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Types of No Cash-Out Refinance Options

Rate and Term Simple Refinance Streamline Refinance

All proceeds are used to pay existing Mortgage liens on the subject property and costs associated with the transaction.

FHA-insured Mortgage in which all proceeds are used to pay the existing FHA-insured Mortgage lien on the subject property and costs associated with the transaction.

Refinance of an existing FHA-insured Mortgage requiring limited Borrower credit documentation and underwriting. There are two different Streamline options available.

Appraisal Required Appraisal Required No Appraisal Required

Any lien applicable Current FHA Mortgage Lien Current FHA Mortgage Lien

The Mortgagee must obtain a Refinance Authorization Number from FHA Connection (FHAC) for all FHA-to-FHA refinances.

https://entp.hud.gov/clas/index.cfm

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Streamline Refinance Options

Streamline Refinance

Credit Qualifying Non-Credit Qualifying

A Manual Underwriting credit and capacity analysis of the Borrower is required.

A Manual Underwriting credit and capacity analysis of the Borrower is not required.

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Additional No-Cash Out Refinance Options

Refinance of Borrowers in Negative Equity Positions Programs (also known as Short Refinance):

• A Borrower who is current on their non FHA-insured Mortgage may qualify for an FHA-insured refinance Mortgage provided that the Mortgagee or Investor writes off at least 10 percent of the unpaid principal balance of the existing first lien Mortgage.

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Additional No-Cash Out Refinance Options (cont.)

Refinances for the Purpose of Rehabilitation or Repair:

• A Borrower may refinance existing debts and obtain additional financing for purposes of rehabilitation and repair under the 203(k) Rehabilitation Mortgage Insurance Program.

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Refinancing of an Existing Section 235 Mortgage:

• An existing Section 235, Mortgage Insurance and Assistance Payments Program may be refinanced as any No Cash-Out Refinance.

• In refinancing a Section 235 Mortgage, the Mortgagee is required to repay to FHA any amount of excess subsidy. The outstanding principal balance on a Section 235 is calculated by adding back to the balance any amount of the excess subsidy paid to FHA.

• If FHA has a junior lien that was part of the original Section 235 financing, FHA will subordinate the junior lien to the Section 203(b) Mortgage that refinances the Section 235 Mortgage.

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Refinancing of HOPE for Homeowners Mortgages:

• If the Mortgage being refinanced is a HOPE for Homeowners Mortgage, the Mortgagee must refer to the requirements in the HOPE for Homeowners Servicing Section.

• HOPE for Homeowners Mortgages may not be refinanced using the FHA streamline process.

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FHA-Insured to FHA-Insured Refinances

• FHA-to-FHA refinances may be used with any refinance type.

• Mortgagee must obtain a Refinance Authorization Number from FHA Connection (FHAC) for all FHA-to-FHA refinances.

• FHA will not issue a new case number for any FHA-to-FHA Refinance where the existing Mortgage to be paid off has a repair or rehabilitation escrow account where the Escrow Closeout Certification has not been completed in FHAC.

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General Eligibility

Borrower Eligibility Property Eligibility (Manufactured

Homes)

Product Eligibility (Temporary Buydowns)

At least one Borrower on the refinancing Mortgage must hold title to the property being refinanced prior to case number assignment.

For a transaction involving a Manufactured Home to be considered a refinance, the Manufactured Home must have been permanently erected on a site for more than twelve months prior to case number assignment.

Temporary interest rate buydowns are not permitted with refinance transactions.

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Upfront Mortgage Insurance Premium Refunds

If the Borrower is refinancing their current FHA-insured Mortgage to another FHA-insured Mortgage within 3 years, a refund credit is applied to reduce the amount of the Upfront Mortgage Insurance Premium (UFMIP) paid on the refinanced Mortgage, according to the refund schedule shown in the table below:

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Payoff Statement Requirements for Mortgages

The Mortgagee must obtain the payoff statement for the existing Mortgage being refinanced.


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Adjusted Value

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Adjusted Value

The Adjusted Value is the determined value of the property used for making an FHA-insured Mortgage Loan.

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Adjusted Value: Refinance

• For properties acquired by the Borrower within 12 months of the case number assignment date the Adjusted Value is the lesser of:

– The Borrower’s purchase price, plus any documented improvements made after the purchase; or

– The Property Value.

• This policy applies to all FHA refinance transactions that require appraisals including, FHA-to-FHA refinance transactions.

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Adjusted Value: Refinance (cont.)

Properties acquired by the Borrower within 12 months of application by inheritance or through a gift from a family member may:

– Utilize the calculation of Adjusted Value for properties purchased 12

months or greater.

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Adjusted Value: Refinance (cont.)

For properties acquired by the Borrower greater than or equal to 12 months prior the case assignment date, the Adjusted Value is the Property Value.


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Cash-Out Refinances

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Borrower Eligibility

The following are not eligible for cash-out refinances:

– Nonprofit agencies;

– State and local government agencies; and

– Instrumentalities of government.

Income from a non-occupant co-Borrower may not be used to qualify for a cash-out refinance.

Last Reviewed: 5/02/16

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Occupancy Requirements

• Cash-Out Refinance transactions are only permitted on owner-occupied Principal Residences.

• The property securing the Cash-Out refinance must have been owned and occupied by the Borrower as their Principal Residence for the 12 months prior to the date of case number assignment.

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Occupancy Requirements—Exception

• Inheritance: A Borrower is not required to occupy the property for a minimum period of time before applying for a Cash-Out Refinance, provided the Borrower has not treated the subject property as an Investment Property at any point since inheritance of the property.

• If the Borrower rents the property following inheritance, the Borrower is not eligible for Cash-Out Refinance until the Borrower has occupied the property as a Principal Residence for at least 12 months.

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Occupancy Requirements Documentation

The Mortgagee must review the Borrower’s employment documentation or obtain utility bills to evidence the Borrower has occupied the subject property as their Principal Residence for the 12 months prior to case number assignment.

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Payment History Requirements

The Mortgagee must document that the Borrower:

• Has made all payments for all their Mortgages within the month due for the previous 12 months or since the Borrower obtained the Mortgages, whichever is less.

• The payments for all Mortgages secured by the subject property must have been paid within the month due for the month prior to Mortgage Disbursement.

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Payment History Requirements (cont.)

• Properties with Mortgages must have a minimum of six months of Mortgage Payments.

• Properties owned free and clear may be refinanced as Cash-Out transactions.

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Maximum Mortgage Amounts

• Maximum Loan-to-Value:

– 85 percent of the Adjusted Value.

• Maximum Combined Loan-to-Value:

– 85 percent of the Adjusted Value.

• Nationwide Mortgage Limit:

– The combined Mortgage amount of the first Mortgage and any subordinate liens cannot exceed the Nationwide Mortgage Limit described in National Housing Act’s Statutory Limits.


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Rate and Term Refinances

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Rate and Term Refinance transactions are only permitted on owner-occupied Principal Residences and HUD-approved Secondary Residences.

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Occupancy Requirements: Documentation

The Mortgagee must review the Borrower’s employment documentation or obtain utility bills to evidence the Borrower currently occupies the property, and determine the length of time the Borrower has occupied the subject property as their Principal Residence.

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Payment History Requirements - Manually Underwritten

> 6 Months of Mortgage Payment History < 6 Months of Mortgage Payment History

0 x 30 for all Mortgages for the 6 months prior to case number assignment, and no more than

0 x 30

1 x 30 for the 6 months previous for all Mortgages.

----

The Borrower must have made the payments for all Mortgages secured by the subject property for the month prior to Mortgage Disbursement.

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Maximum Loan-to-Value Ratio

Maximum LTV

Maximum CLTV

Principal/SecondaryResidence

Occupancy

97.75% 97.75% Principal Owner occupied for 12 months or since acquisition if acquired within 12 months of case number assignment

85% 97.75% Principal Owner occupied for less than 12 months prior to the case number assignment date; or if owned less than 12 months, has not owner occupied for the entire period of ownership.

85% 97.75% For all HUD-approved Secondary Residences

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Calculating Maximum Mortgage Amount: Debts

The existing debt that can be included in a Rate and Term Refinance consist of:

• The unpaid principal balance of the first Mortgage as of the month prior to Mortgage Disbursement;

• The unpaid principal balance of any purchase money junior Mortgage as of the month prior to Mortgage Disbursement;

• The unpaid principal balance of any junior liens over 12 months old as of the date of Mortgage Disbursement. If the balance or any portion of an equity line of credit in excess of $1,000 was advanced within the past 12 months and was for purposes other than repairs and rehabilitation of the property, that portion above and beyond $1,000 of the line of credit is not eligible for inclusion in the new Mortgage;

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Calculating Maximum Mortgage Amount: Debts (cont.)

The existing debt that can be included in a Rate and Term Refinance consist of:

• Ex-spouse or co-Borrower equity, as described in “Refinancing to Buy out Title Holder Equity”;

• Interest due on the existing Mortgage(s);

• Mortgage Insurance Premium (MIP) due on existing Mortgage;

• Any prepayment penalties assessed;

• Late charges; and

• Escrow shortages.

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Calculating Maximum Mortgage Amount: Additional Costs

Additional allowed costs associated with the transaction may be able to be financed in to the Rate and Term transaction, including:

• All Borrower-paid costs associated with the new Mortgage; and

• Any Borrower-paid repairs required by the appraisal.

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Process: Calculating Maximum Mortgage Amount for Rate-Term Refinance Transactions

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Process: Calculating Maximum Mortgage Amount for Rate and Term Refinance Transactions (cont.)

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Short Payoffs

The Mortgagee may approve a Rate and Term Refinance where the maximum Mortgage amount is insufficient to extinguish the existing Mortgage debt, provided the existing Note holder writes off the amount of the indebtedness that cannot be refinanced into the new FHA-insured Mortgage.

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Refinancing to Buy Out Title-Holder Equity

• When the purpose of the new Mortgage is to refinance an existing Mortgage to buy out an existing title-holder’s equity, the specified equity to be paid is considered property-related indebtedness and eligible to be included in the new Mortgage calculation.

• The Mortgagee must obtain the divorce decree, settlement agreement, or other legally enforceable equity agreement to document the equity awarded to the title-holder.

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Refinancing to Pay Off Recorded Land Contracts

When the purpose of the new Mortgage is to pay off an outstanding recorded land contract, the unpaid principal balance shall be deemed to be the outstanding balance on the recorded land contract.

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Cash Back to the Borrower: $500 Limitation

The Mortgagee may utilize estimates of existing debts and costs in calculating the maximum Mortgage amount to the extent that the actual debts and costs do not result in the Borrower receiving greater than $500 cash back at Mortgage Disbursement.

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Cash Back to the Borrower: Unused Escrow Balance

Cash to the Borrower resulting from the refund of Borrower’s unused escrow balance from the previous Mortgage must not be considered in the $500 cash back limit, whether received at or subsequent to Mortgage Disbursement.

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Cash Back to the Borrower: Excess Cash Back

• When costs utilized in calculating the maximum Mortgage amount result in greater than $500 cash back to the Borrower at Mortgage Disbursement, Mortgagees may reduce the Borrower’s outstanding principal balance to satisfy the $500 cash back requirement.

• The Mortgagee must submit the Mortgage for endorsement at the reduced principle amount.


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Simple Refinance

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Simple Refinance

Simple Refinance refers to a no cash-out refinance of an existing FHA-insured Mortgage in which all proceeds are used to pay the existing FHA-insured Mortgage liens on the subject property and costs associated with the transaction.

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MIP

For refinance of previous Mortgage endorsed on or before May 31, 2009UFMIP: 1 (bps) (.01%) All Mortgages

All Mortgage Terms

Base Loan Amount LTV Annual MIP (bps) Duration

All ≤ 90.00% 55 11 years

> 90.00% 55 Mortgage term

For Mortgages where FHA does not require an appraisal, the value from the previous Mortgage is used to calculate the LTV.

Streamline Refinance, Simple Refinance:

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Simple Refinance is only permitted on owner-occupied Principal Residences and HUD-approved Secondary Residences.

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• The Mortgagee must review the Borrower’s employment documentation or obtain utility bills to evidence the Borrower currently occupies the property.

• The Mortgagee must obtain evidence that the Secondary Residence has been approved by the Jurisdictional FHA Homeownership Center.

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Payment History Requirements: Manually Underwritten

> 6 Months of Mortgage Payment History < 6 Months of Mortgage Payment History

0 x 30 for all Mortgages for the 6 months prior to case number assignment, and no more than

0 x 30

1 x 30 for the 6 months previous for all Mortgages.

----

The Borrower must have made the payments for all Mortgages secured by the subject property for the month prior to Mortgage Disbursement.

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Simple Refinance Maximum Mortgage Calculation

The following items are not permissible to be included in a Simple Refinance transaction:

• The unpaid principal balance of any purchase money junior Mortgage as of the month prior to Mortgage Disbursement;

• The unpaid principal balance of any junior liens;

• Ex-spouse or co-Borrower equity; and

• Any prepayment penalties assessed.

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Process: Calculating the Maximum Mortgage Amount for Simple Refinance Transactions

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Process: Calculating the Maximum Mortgage Amount for Simple Refinance Transactions (cont.)

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Cash Back to the Borrower: $500 Limitation

The Mortgagee may utilize estimates of existing debts and costs in calculating the maximum Mortgage amount to the extent that the actual debts and costs do not result in the Borrower receiving greater than $500 cash back at Mortgage Disbursement.

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Cash Back to the Borrower: Unused Escrow Balance

Cash to the Borrower resulting from the refund of Borrower’s unused escrow balance from the previous Mortgage must not be considered in the $500 cash back limit, whether received at or subsequent to Mortgage Disbursement.

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Cash Back to the Borrower: Excess Cash Back

• When costs utilized in calculating the maximum Mortgage amount result in greater than $500 cash back to the Borrower at Mortgage Disbursement, Mortgagees may reduce the Borrower’s outstanding principal balance to satisfy the $500 cash back requirement.

• The Mortgagee must submit the Mortgage for endorsement at the reduced principle amount.


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• Streamline Refinance may be used when the proceeds of the Mortgage are used to extinguish an existing FHA-insured first Mortgage lien.

• Mortgagees must manually underwrite all Streamline Refinances in accordance with the guidance provided in the Streamline Refinance section of the Handbook 4000.1.

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Streamline Refinance Exemptions

The Streamlined Refinance provides lists of the SF Handbook sections that are not applicable when underwriting a Non-Credit Qualifying Streamline Refinance and a Credit Qualifying Streamline Refinance.

Examples: • Ordering Appraisal• Property Eligibility and Acceptability Criteria

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Borrower Eligibility

Streamline Refinance may be used for Principal Residences, HUD-approved Secondary Residences, or non-owner occupied properties.

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• The Mortgagee must review the Borrower’s employment documentation or obtain utility bills to evidence the Borrower currently occupies the property.

• The Mortgagee must obtain evidence that the Secondary Residence has been approved by the Jurisdictional FHA Homeownership Centers.

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Occupancy Requirements: Documentation (cont.)

The Mortgagee must process the Streamline Refinance as a non-owner occupied property if the Mortgagee cannot obtain evidence that the Borrower occupies the property either as a Principal or a HUD-Approved Secondary Residence.

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Payment History Requirements: Streamline Refinance

Mortgage Payment History Non-Credit Qualifying Streamline Refinance

0 x 30 for all Mortgages on the subject Property for the 6 months prior to case number assignment, and no more than:

1 x 30 for the previous 6 months for all Mortgages on the subject Property.

The Borrower must have made the payments for all Mortgages secured by the subject Property within the month due for the month prior to mortgage Disbursement.

Note: The Borrower must have made at least 6 payments on or before the Case Number Assignment date.

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Payment History Requirements: Streamline Refinance

Mortgage Payment History Credit Qualifying Streamline Refinance

0 x 30 for all Mortgages for the 6 months prior to case number assignment, and no more than:

1 x 30 for the previous 6 months for all Mortgages.

The Borrower must have made the payments for all Mortgages secured by the subject Property within the month due for the month prior to mortgage Disbursement.

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Non-owner Occupied Properties and HUD-Approved Secondary Residence

Non-owner occupied properties and HUD-approved Secondary Residences are only eligible for streamline refinancing into a fixed-rate Mortgage.

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Mortgage Seasoning Requirements

On the date of the FHA case number assignment:

• The Borrower must have made at least six payments on the FHA-insured Mortgage that is being refinanced;

• At least six full months must have passed since the first payment due date of the Mortgage that is being refinanced;

• At least 210 Days must have passed from the Disbursement Date of the Mortgage that is being refinanced; and

• If the Borrower assumed the Mortgage that is being refinanced, they must have made six payments since the time of assumption.

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Use of TOTAL and Streamline Refinance

• The Mortgagee must manually underwrite all Streamline Refinance.

• The Mortgagee may score the Mortgage through the TOTAL Mortgage Scorecard, but the findings are invalid.

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Net Tangible Benefit: Streamline Refinances

• A Net Tangible Benefit is a reduced Combined Rate, a reduced term, and/or a change from an ARM to a fixed-rate Mortgage that results in a financial benefit to the Borrower.

• Combined Rate refers to the interest rate on the Mortgage plus the Mortgage Insurance Premium (MIP) rate.

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Net Tangible Benefit: Streamline Refinances (cont.)

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Net Tangible Benefit: Reduction in Term

The net tangible benefit test is met if:

• The remaining amortization period of the existing Mortgage is reduced;

• New interest rate does not exceed the current interest rate; and,

• The combined principal, interest, and MIP payment does not increase by more than $50.

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Calculating Combined Rate

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HUD Employee Mortgagee

For non-credit qualifying Streamline Refinances only, any HUD employee may have their Mortgage underwritten and approved/denied by the Mortgagee.

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Reviewing Limited Denial of Participation (LDP) and System for Award Management (SAM) Exclusion Lists

• The Mortgagee must check the HUD Limited Denial of Participation (LDP) list to confirm the Borrower’s eligibility to participate in an FHA-insured Mortgage transaction.

• The Mortgagee must check the System for Award Management (SAM) system, and must follow appropriate procedures defined by that system to confirm eligibility for participation.

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Borrower Additions to Title

Individuals may be added to the title and Mortgage on a non-credit qualifying Streamline Refinance without a creditworthiness review.

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Credit Reports

• FHA does not require a credit report on a non-credit qualifying Streamline Refinance.

• The Mortgagee must obtain a credit report for a credit qualifying Streamline Refinance.

• If the Mortgagee obtains a credit score, the Mortgagee must enter it into FHAC. If more than one credit score is obtained, the Mortgagee must enter all available credit scores into FHAC.

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Funds to Close

• The Mortgagee must verify Borrower’s funds to close, in excess of the total Mortgage Payment of the new Mortgage, in accordance with Sources of Funds.

• Additionally, the Mortgagee may provide an unsecured interest-free loan to establish a new escrow account in an amount not to exceed the present escrow balance on the existing Mortgage.

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Maximum Mortgage Amortization Period

The maximum amortization period of a Streamline Refinance is limited to the lesser of:

• The remaining amortization period of the existing Mortgage plus 12 years; or

• 30 years.

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Maximum Mortgage Calculation for Streamline Refinance Transactions

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Process: Calculating Maximum Mortgage Amount for Streamline Refinance Transactions (cont.)

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Process: Calculating Maximum Mortgage Amount for Streamline Refinance Transactions (cont.)

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Case Study: Streamline Refinance

• Determine the Maximum Loan Amount for a Streamline Refinance.

• Tentative closing for the end of July, 2014

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Case Study: Streamline Refinance – Payoff

TOTAL AMOUNT TO PAY LOAN IN FULL THROUGH 07/31/2014 $353,444.29

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Case Study: Streamline Refinance

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Case Study: Streamline Refinance – Result

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Existing Subordinate Financing

• Existing subordinate financing, in place at the time of case number assignment, must be resubordinated to the Streamline Refinance.

• There is no maximum CLTV.

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New Subordinate Financing

New subordinate financing is permitted only where the proceeds of the subordinate financing are used to:

• Reduce the principal amount of the existing FHA-insured Mortgage; or

• Finance the origination fees, other closing costs, or discount points associated with the refinance.

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Calculating the Mortgage Insurance Premium (MIP)

For the purpose of calculating the MIP, FHA uses the original value of the property to calculate the LTV.

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Streamline Refinance: Non-Credit Qualifying

Borrower Eligibility:

• A Borrower is eligible for a Streamline Refinance without credit qualification if all Borrowers on the existing Mortgage remain as Borrowers on the new Mortgage.

• Mortgages that have been assumed are eligible, provided the previous borrower was released from liability.

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Streamline Refinance: Non-Credit Qualifying

Borrower Eligibility: Exception

• A Borrower on the Mortgage to be paid may be removed from title and Mortgage on a new loan in cases of divorce, legal separation, or death when:

– The divorce decree or legal separation agreement awarded the property and responsibility for payment to the remaining Borrower, if applicable; and

– The remaining Borrower can demonstrate that they have made the Mortgage Payments for a minimum of six months prior to case number assignment.

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Non-Credit Qualifying: Completing URLA Form 1003

• Mortgagees may use an abbreviated Uniform Residential Loan Application (URLA, Fannie Mae Form 1003/Freddie Mac Form 65) on non-credit qualifying Streamline Refinances only.

• Mortgagees are not required to complete sections IV, V, VI, and VIII (a-k) on an abbreviated URLA, provided all other required information is captured.

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Streamline Refinance: Credit Qualifying

Borrower Eligibility:

• At least one Borrower from the existing Mortgage must remain as a Borrower on the new Mortgage.


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Borrower’s in Negative Equity Positions Program (Short Refi)

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Borrower’s in Negative Equity Positions Program (Short Refi)

The Short Refi program allows the Mortgagee to refinance a non FHA-insured Mortgage in which the Borrower is in a negative equity position.

All Mortgages under the program must close on or before December 31, 2016.

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General Eligibility (Short Refi)

Program Eligibility:

• The existing first lien holder must write off at least 10 percent of the unpaid principal balance.

• The Borrower must be in a negative equity position and may not have an existing FHA-insured Mortgage.

• The Borrower must be current for the month due or have successfully completed a three month trial payment plan on the existing Mortgage to be refinanced.

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General Eligibility (Short Refi) (cont.)

Program Eligibility (cont.):

• The Mortgagee is not permitted to use Premium Pricing to pay off existing debt obligations to qualify the Borrower for the new Mortgage.

• The Mortgagee is not permitted to make Mortgage Payments on behalf of the Borrower or otherwise bring the existing Mortgage current to make it eligible for FHA insurance.

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General Eligibility (Short Refi) (cont.)

Program Eligibility (cont.):

• The refinanced FHA-insured first Mortgage must have a Loan-to-Value (LTV) ratio of no more than 97.75 percent, and any new or re-subordinated Mortgages must not result in a Combined Loan-to-Value (CLTV) ratio greater than 115 percent.

• There is no maximum CLTV ratio for second liens held by Government Entities or Instrumentalities of Government.

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Borrower Certification

The Borrower must certify on Form HUD-92918, FHA Refinance of Borrowers in Negative Equity Positions Borrower Certification, that they have not been convicted within the last 10 years, in connection with a real estate or Mortgage transaction, of any of the following:

• Felony larceny, theft, fraud, or forgery;

• Money laundering; or

• Tax evasion from receiving assistance authorized or funded by the Emergency Economic Stabilization Act of 2008 (EESA).

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Trial Payment Plan

• A Borrower who is delinquent on their current Mortgage must successfully make three on-time payments on a trial payment plan before closing.

• At the time of underwriting the new FHA-insured Mortgage, the new total monthly Mortgage Payment amount cannot increase by more than six percent over the trial payment amount on the existing Mortgage.

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Secondary Financing

New or re-subordinated secondary financing that permits the Borrower to comply with the eligibility requirements of the program is permitted, subject to the following limitations:

• The terms of the subordinate lien(s) must not provide for a balloon payment before 10 years, unless the property is sold or refinanced;

• The terms must permit prepayment by the Borrower, without penalty, after giving 30 Days advance notice;

• Periodic payments, if any, must be collected monthly; and

• If payments on subordinate financing are required, they must be included in the qualifying ratios unless payments are deferred until at least 36 months after Disbursement.

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Combined Loan-to-Value Limitations

• New or re-subordinated Mortgages must not result in a Combined Loan-to-Value (CLTV) ratio greater than 115 percent.

• There is no maximum CLTV ratio for second liens held by Governmental Entities or Instrumentalities of Government.

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Underwriting

• The Borrower must qualify for the new Mortgage under the applicable TOTAL Underwriting or Manual Underwriting requirements in the SF Handbook, except for the credit, debt-to-income, and new Mortgage requirements specific to the, Negative Equity Positions Program (Short Refi).

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Underwriting: Credit Requirements

The existing Mortgage to be refinanced may not have been brought current by the existing first lien holder, except through an acceptable trial payment plan.

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Underwriting: Debt-to-Income Ratios

For Mortgages that receive a Refer risk classification from FHA’s TOTAL Mortgage Scorecard and/or are manually underwritten, the homeowner’s:

• Total monthly Mortgage Payment, including the first and any subordinate Mortgage(s), cannot be greater than 31 percent of gross monthly income; and

• Total debt, including all recurring debts, cannot be greater than 50 percent of the gross monthly income.

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Underwriting: Debt-to-Income Ratios Exception

The Borrower’s monthly total Mortgage Payment may be up to 35 percent of gross monthly income if their total debt does not exceed 48 percent of the gross monthly income.

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Principal Reduction

The existing first lien holder must write off at least 10 percent of the unpaid principal balance of the Mortgage that is being refinanced.

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Helpful Links

New

FAQ Site: http://portal.hud.gov/hudportal/HUD?src=/FHAFAQ

FHA Webinar Archive: http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/events/sfh_webinars

Single Family Lender’s page: www.hud.gov/lenders

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